Loading document...
Application No.: 08/00313/REM Applicant: Mr W S Brew Proposal: Reserved matters application for erection of farm dwelling, outbuildings and the creation of a new access and driveway Site Address: Fields 124122,124124,124128 Mylechraine St Judes Road West Craig Ramsey Isle Of Man ### Considerations Case Officer : Mr Chris Balmer Expected Decision Level: Planning Committee ### Written Representations ### Consultations Consultee : Highways Division Notes : Consultee : Andreas Parish Commissioners Notes: No objection Consultee : IOM Water Authority Notes: Note received Consultee : Manx Electricity Authority Notes: Comments received Consultee : Chief Fire Officer Notes: Note received
SITE The application site forms the curtilage of the Fields 124122,124124,124128, Mylechraine, St Judes Road, West Craig, Ramsey, which is located on the northern side of the St Judes Road, and northwest of the St Judes crossroads.
The site has been zoned under the Isle of Man Development Plan Order 1982 as being within an area of 'woodland and white land'; the site is not within a Conservation Area, nor within an area zoned as High Landscape Value or Costal Value and Scenic Significance.
The following planning application is considered to be relevant in the assessment and determination of this application;
PA 03/01948/A - Approval in principle for the erection of a farm dwelling and associated outbuildings on - Approved at Appeal
The application seeks approval for the Reserved Matters application for erection of farm dwelling and associated outbuildings.
The proposed two storey detached dwelling would have a maximum width of 16 metres, a depth of 16.5 metres and a roof ridge height of 7.1 metres. The dwelling elevation would be finished in a render and Manx stone finish, and a slate roof finish.
The application proposes two substantial agricultural barns, firstly the grain store and implemental shed which is located north of the proposed dwelling approximately 10 metres away. The barn would have a width of 36.6 metre, a depth of 18.3 metres and a roof ridge height of 9.8 metres. The elevations of the shed are to be finished with concrete panels (lower half) and Eternit cement fibre profiled green sheeting (upper half). The roof is also to be finished in Eternit cement fibre profiled green sheeting.
The second barn would be located north of the proposed dwelling approximately 50 metres away. The barn is larger than the implement shed as its width would be 33.5 metres, a depth of 48.8 metres and a roof ridge height of 10.5 metres. The elevations of the shed are to be finished with concrete panels or open galvanised railings (lower half) and Yorkshire boarding (upper half). The roof is to be finished in Eternit cement fibre profiled green sheeting.
A yard area is to be created between the two barns which would be constructed with concrete.
Andreas Parish Commissioners advise of no objection. The Highways Division of the Department of Transport advise that they do not oppose the application.
The Authority has received no privately written representations relating to the application.
Due to the site location, zoning and the type of proposal, the following policies are relevant for consideration:-
General Policy 3: "Development will not be permitted outside of those areas which are zoned for development on the appropriate Area Plan with the exception of:
Housing Policy 7: "New agricultural dwellings will only be permitted in exceptional circumstances where real agricultural need is demonstrated."
Housing Policy 8: "Where permission is granted for an agricultural dwelling, a condition will be attached restricting the occupation to a person engaged or last engaged solely in agriculture; or a widow or widower of such a person, or any resident dependants."
Housing Policy 9: "Where permission is granted for an agricultural dwelling, the dwelling must be sited such that;
Environment Policy 15: "Where the Department is satisfied that there is agricultural or horticultural need for a new building (including a dwelling), sufficient to outweigh the general policy against development in the countryside, and that the impact of this development including buildings, accesses, servicing etc. is acceptable, such development must be sited as close as is practically possible to existing building groups and be appropriate in terms of scale, materials, colour, siting and form to ensure that all new developments are sympathetic to the landscape and built environment of which they will form a part.
Only in exceptional circumstances will buildings be permitted in exposed or isolated areas or close to public highways and in all such cases will be subject to appropriate landscaping. The nature and materials of construction must also be appropriate to the purposes for which it is intended.
Where new agricultural buildings are proposed next to or close to existing residential properties, care must be taken to ensure that there is no unacceptable adverse impact through any activity, although it must be borne in mind that many farming activities require buildings which are best sited, in landscape terms, close to existing building groups in the rural landscape." ASSESSMENT The principle of development of an agricultural dwelling with associated agricultural buildings has been accepted, and therefore the application will only deal with the siting, design, external appearance, internal layout, means of access, and landscaping.
The dwelling proposed is a three bedroom property, which is of a traditional appearance, with a slate roof finish and render and Manx stone finish and would comply with Planning Circular 3/91. The proposal would have no adverse impacts to the detriment of residential amenities of any
neighbouring residential properties due to the significant distance from these properties. Overall, it is considered that the size, massing and design is acceptable in this location.
The Authority contacted the Department of Agricultural, Fisheries and Forestry, Agricultural Advisor, regarding the need for the size of the proposed barns.
The Advisors stated; "The business has a total labour requirement for the farming and contracting enterprises of approximately 2.93 labour units. Currently the animals are summer grazed and wintered on a number of various sites including housing in rented buildings where available. Feed is commonly stored on a separate site to the animals. The daily feeding and checking routine can take up to as much as 5 hours per day, with approximately half that time spent travelling."
The Advisor also indicated that the proposed size of the cattle shed would be 1634.8m² whilst the required proposed stocking of livestock would be 1632.4m².
In addition, the Agricultural Advisor indicates that the smaller of the two barns (implement store), would be used for machinery, feed and bedding material. He states that the applicant estimates the value of his machinery is £150,000, which without storage can depreciate significantly when left outside. Additionally, the store has the capacity of approximately 336 large round bales, either for feed or bedding; the livestock the applicant farms require 825 bales of straw, and therefore the barn will only have a 40% capacity for the total straw requirement.
It is considered that the barns are required for the farm holdings requirements and therefore it is considered that they are justified in terms of the farm holding.
The design of the barns are also considered to be acceptable, as they are the same design and would have the same finished materials which are used for many agricultural buildings throughout the Island.
The application site is very well screened from the public highway due to the significant mature boundary treatment (hedgerows, 1.5 / 2 metre high grass banking and a number of mature trees) which run along the northern boundary of St Judes Road. Additionally, when travelling from either direction along the St Judes Road, the site is very well screened due to many large mature trees and hedgerows. The only view of the site, would be from the public highway which is to the northeast of the site, this view would be a distant view however. It is considered that the only building that would be visible would be the larger of the two barns, as this barn would screen the majority of the smaller barn, and in turn, that barn would screen the dwelling. It is considered that an appropriate landscaping condition could be attached to any given approval, which requires a landscaping scheme be submitted to the north of the cattle shed. This would result in the proposed barns having less of a visual impact when travelling from either direction along the lane to the north of the site, especially in conjunction with the proposed materials.
The application also proposes a new driveway and entrance to improve the visibility when exiting the site, it is considered that this would be beneficial for the users of the farm and for the public who travel along the public highway. The existing access is to be closed once the proposed new access is constructed. The Highway Division have no objection to this element.
RECOMMENDATION
The justification for agricultural workers dwelling and associated barns have been adequately proven previously, and the dwelling and barns in this location and design would not have a detrimental impact upon the visual amenities of the surrounding countryside. For these reasons the proposals are considered to be appropriate in this location and the application is therefore recommended for approval.
15 July 2008
08/00313/REM
It is considered that the following meet the criteria of Government Circular 1/06 and should be afforded interested party status:
Andreas Parish Commissioners Department of Transport Highways Division
Recommended Decision: Permitted
Date of Recommendation: 14.07.2008
The development hereby permitted shall commence before the expiration of four years from the date of this notice.
This approval relates to the erection of the agricultural workers dwelling and associated agricultural barns as proposed in the submitted documents and 01,11,20,21,30,31,32 and 33 all received on 18th February 2008 and 9th June 2008.
The dwelling may be occupied only by a person or persons engaged or last engaged solely in agriculture; or a widow or widower of such a person, or any resident dependants.
The buildings must only be used for agricultural purposes.
No development shall take place until full details of a landscaping scheme, north of the "cattle shed" have been submitted. In addition, a landscaping scheme is required which indicates the possible alterations of the existing southern boundary (adjacent to the A13 highway) landscaping to meet the requirements for the visibility splays. Both landscaping schemes shall be submitted to and approved in writing by the Planning Authority and these works shall be carried out as approved. All planting shall be carried out in accordance with the approved details in the next available planting and seeding seasons. Any tree or shrub which within a period of 5 years from the completion of the landscaping works, is removed, or becomes seriously damaged or diseased shall be replaced in the next planting season with another similar size and species, unless the planning authority gives written consent to any variation.
Prior to the commencement of any works on the dwelling and barns, the new access and driveway shall be completed.
C 7. On completion of the new access, the existing access is to be blocked off and hedging to be planted. C 8. The roof(s) must be finished in dark natural slate. Deve Decision Made : Committee Meeting Date :
Benefit of m W 5 fow
Copyright in submitted documents remains with their authors. Request removal
